6.7 .-L/ ,
\i
Item# 6.7.
ity of ,i MEMORANDUM
.lkRi•
ver TO: Planning Commission
FROM: Scott Harlicker
DATE: March 23, 1999
SUBJECT: Request by Dynamics Design
and Land Company for
Preliminary Plat (Island View
5th Addition), Public Hearing
Case No. P 99-7
Request
Dynamics Design and Land Company is requesting preliminary plat approval
to subdivide 11.58 acres into 7 single family lots.
11,
Location
The property is located at the westerly terminus of Island View Drive and
east of 189th Avenue
Zoning/Land Use
Rib (Single Family Residential) / MR Medium Density Residential)
Attachments
• Location map
• Memo from City Engineer
• Preliminary plat
Overview
The proposed plat is 11.58 acre in size and can be accessed from 189th Avenue
on the west and Island View Drive from the east. The property is within the
Shoreline Management District but doe not have frontage on Lake Orono.
• The southern portion of the property is wooded and slopes down to a wetland
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/P 99-7
March 23, 1999
Page 2
• and eventually to Lake Orono. The northern portion is open fields. The
hundred year flood plain extends quite a ways into lots 1,2 and 3, Block 2.
These same lots have a change in elevation from front to rear of about 12 to
14 feet. The property is within the urban service area but there are no plans
at this point to extend municipal service in the near future.
Lot Sizes
The property is zoned R1b which require a minimum lot size of 1 acre for lots
which do not have sewer and water. The lots meet the lot area requirements.
As noted in the City Engineer's memo the lots meet the dimensional
requirements with the exception of Lot 4, Block 2 which does not meet the
minimum frontage of 160 feet.
The entire plat is within the shoreline overlay zone which extends 1000' from
Lake Orono. Lake Orono is considered a general development lake. The lots
comply with the dimensional requirements of the shoreline ordinance with
the exception of Lot 4, Block 2.
Lots 1,2 and 3, Block 2 have limited developability. The 100 year flood plain
encroaches into these lots and the only buildable areas are along the top of
• the hill. Slopes in these areas, especially lots 1 and 2, will require some
significant grading to create suitable building pads.
Septic and Wells
Since the property is does not have municipal sewer and water, each lot will
be required to provide suitable locations for primary and secondary septic
systems and private wells. Given the slopes on Lots 1,2 and 3, Block 2, the
applicant should demonstrate that each lot can support locations for primary
and secondary septic systems.
Streets
Island View Drive is a long cul de sac with a distance of about 8/10 of a mile.
This proposed plat would extend the cul de sac another 600 feet and would
require a variance. As noted in the City Engineer's memo, a 60 foot wide
section of Lot 4, Block 2 has been provided for possible future connection to
the property to the north.
Additional right-of-way has been provided along 189th Avenue so that there is
the required 60 foot right-of-way. It is anticipated that eventually 189th will
upgraded to city standards. Since access to the lots with frontage on 189th
•
\\elkriver\sys\shrdoc\planning\scott\p99-7.doc
Memo to Planning Commission/P 99-7
March 23, 1999
Page 3
• will be from the cul de sac, it is not anticipated the developer would be
responsible to improve 189th.
Park and Recreation
The Park and Commission reviewed this plat and recommended a 30 foot
easement be provided and a pedestrian trail installed between Lots 3 and 4,
Block 2. An alternative location for the trail might be along the north
property line of Lot 4. They would also like to look at the possibility of
obtaining the high ground within the wetland as park dedication.
Recommendation
It is recommended the Planning Commission recommend approval of the
preliminary plat for Island View 5th Addition with the following conditions:
1. A DEVELOPERS AGREEMENT BE PREPARED OUTLINING THE TERMS AND CONDITIONS OF
THE PLAT APPROVAL AND INSTALLATION OF IMPROVEMENTS BE PREPARED AND
EXECUTERD PRIOR TO RELEASING THE PLAT FOR RECORDING.
2. A LETTER OF CREDIT BE PROVIDED TO THE CITY IN THE AMOUNT OF 100%OF THE COSTS
OF PUBLIC IMPROVEMENTS.
3. UPON COMPLETING ALL OF THE IMPROVEMENTS AND HAVING THEM ACCEPTED BY THE
CITY, A WARRANTY BOND IN THE AMOUNT OF 25% OF THE IMPROVEMENT COSTS SHALL
BE SUBMITTED TO THE CITY FOR A ONE YEAR PERIOD.
4. SURFACE WATER MANAGEMENT FEE IN THE AMOUNT REQUIRED BY THE CITY AT THE TIME
OF FINAL PLAT BE PAID PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE
COUNTY.
5. A SEALCOAT FEE IN THE AMOUNT TO BE DETERMINED BY THE CITY ENGINEER BE PAID TO
THE CITY PRIOR TO RELEASING THE PLAT FOR RECORDING WITH SHERBURNE COUNTY.
6. A GRADING AND EROSION CONTROL PLAN AND DEVELOPMENT PLAN BE SUBMITTED
AND APPROVED BY THE CITY ENGINEER PRIOR TO THE ISSUANCE OF BUILDING PERMITS.
7. ALL GRADING WILL NEED TO BE CERTIFIED PRIOR TO ISSUANCE OF BUILDING PERMITS.
8. STREET LIGHTS SHALL BE INSTALLED AS RECOMMENDED BY ELK RIVER MUNICIPAL
UTILITIES.
9. ALL WETLANDS ON THE SITE SHALL BE IDENTIFIED AND DELINEATED AND ALL WETLAND
PERMITS SHALL BE RECEIVED PRIOR TO COMMENCING ANY WORK IN A WETLAND.
10. A REALISTIC TREE PRESERVATION PLAN BE PROVIDED SHOWING WHICH TREES WILL BE
PRESERVED.
11. ALL COMMENTS OF THE CITY ENGINEER SHALL BE ADDRESSED.
\\elkriver\sys\shrdoc\planning\scott\p99-7.doc
Memo to Planning Commission/P 99-7
March 23, 1999
Page 4
• 12. ALL MAILBOXES SHALL BE CLUSTERED.
13. WATER AVAILABILITY CHARGES TO BE PAID TO ELK RIVER UTILITIES PRIOR TO RELEASING
THE PLAT FOR RECORDING.
15. PARK DEDICATION REQUIREMENTS BE SATISFIED WHICH INCLUDES A 30 EASEMENT AND A
PEDESTRIAN TRAIL INSTALLED WHICH CONNECTS THE CUL DE SAC WITH 189TH AVENUE.
16. APPROPRIATE EASEMENTS BE PROVIDED ON ALL LOTS INCLUDING THOSE AREA WHICH
ARE SUBJECT TO PONDING, FLOODING OR WETLANDS.
17. SOIL BORINGS AND PERCULATION TESTS WILL NEED TO BE PROVIDED WITH EACH
BUILDING PERMIT APPLICATION
•
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13065 Orono Parkway • P.O. Box 490 CASE: p cpq "7
Elk River. MN 55330
• .� •-'
Howarc R, Green Corr oany
L CONSULTING ENGINEERS
March 17, 1999
806520J-0240
The Honorable Chairman and Planning Commission
City of Elk River
P.O. Box 490
13065 Orono Parkway
Elk River, MN 55330
- RE: ISLAND VIEW 4TH ADDITION
Dear Planning Commission:
As requested, we have reviewed the submittal for the Island View 4th Addition development.
The proposed plat consists of seven lots at the west end of Island View Drive. John Oliver &
Associates prepared the submittal package. It consisted of a preliminary plat and a preliminary
•
grading plat both of which hold a revision date of March 8, 1999. Based on our review and
comments received at the staff review meeting, we would offer the following comments.
• The existing Island View Drive far exceeds the maximum length contained in the City
ordinance for a cul-de-sac. Obviously, extending it approximately 600 feet further
will also exceed the maximum length contained in the City ordinance. Therefore, a
variance would be required for the length of cul-de-sac.
• Lot 4 Block 2 does not meet the minimum frontage of 160 feet when measured at the
set back line.
• When this plat first came before the Planning Commission and City Council back in
1997, there was a staff recommendation that a road right-of-way be provided to the
north to hook up with 191st Avenue in Belgin Acres Subdivision located to the
northeast. The neighbors along Island View Drive were opposed to this
recommendation do to the fact that they felt it would encourage cut through traffic in
their neighborhood. Staff felt it was important due to the length of the cul-de-sac as
an alternative emergency route. With the current proposal for Island View 4th
Addition we would recommend that the eastern tip of Lot 4 Block 2 be provided as
additional right-of-way near the cul-de-sac in the event that there is any future
development to allow the issue of connecting to Belgin Acres to be discussed further
at that time.
•
o./p roj./806520J/0240/520-0317 m a rch 99
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
• The Honorable Chairman and Planning Commission
March 17, 1999
Page Two
• The Park and Recreation Committee has reviewed this proposed subdivision and
has recommended a 30-foot easement be provided and a pedestrian trail
constructed by the developer between Lots 3 and 4 Block 2. The Park and
Recreation Committee has also indicated that they may want the high ground
surrounded by the wetland at the southern end of Lots 2 and 3 Block 2 as park land
also.
• The cul-de-sac currently shows a tear drop shaped island in the center of it. Any
island in the center of the cul-de-sac should be round. If it is to be built there,
provisions will have to be made for that island to be owned and maintained by the
lots in the subdivision. The City will not take responsibility for maintenance of any
plant materials placed there.
• There is an existing cul-de-sac at the current end of Island View Drive. If Island View
4th Addition proceeds forward, that cul-de-sac could be vacated and removed
depending upon the shape and slope of driveways entering it. Further review of this
situation should be made, and if it can be removed and vacated, the removal of the
paved surface of the cul-de-sac should be provided for by the developer of Island
View 4th Addition.
• Lot 1 and 2 Block 2 show house pads with elevations below street level. These lots
should be regraded to provide house pads above street level.
• The grading plan indicates a filling of the wetland to provide for a storm drainage
pipe through wetlands to a ponding area to be constructed in the high ground further
to the south. This will have to be reviewed by Steve Rohlf to determine the impact of
the wetland.
• No drainage calculations have been provided at this time. Drainage calculations will
need to be provided, reviewed, and approved prior to final approval. The proposed
pond located in the high ground at the south end of the plat outlets to the southeast
onto the neighboring property. We question whether or not this development has the
right to provide a concentrated flow onto the neighboring property. Perhaps a better
solution would be to have the outlet flow westerly into the existing wetland to have
the outlet dissipated before it flows onto the neighboring property.
• There is an existing low area in the rear of Lot 3 Block 1. Part of the rear lots of Lot 1
and Lot 2 Block 1 flow to this area. The drainage calculations should review this
situation to ensure that there is adequate storage for the amount of runoff tributary to
this area. Any area that would be inundated in a storm will need to be provided with
a drainage and utility easement. The calculations should ensure that the septic
system site shown on Lot 3 does not become periodically inundated.
•
Howarc R. Green Cooany
o./proj./806520J/0240/520-0317march99 CONSULTING ENGINEERS
• The Honorable Chairman and Planning Commission
March 17, 1999
Page Three
• The plat does provide for an additional 20 feet of right-of-way on the western edge
along 189th Avenue. The current right-of-way of 189th Avenue is 40 feet. The
additional 20 feet will provide for a standard 60-foot right-of-way.
If you have any questions regarding any of these comments, please call.
Sincerely,
HOWARD R. GREEN COMPANY
Terry J.Maurer, P.E.
TJM:vtw
•
•
Howarc R. Green Com3any
o./proj./806520J/0240/520-0317march99 CONSULTING ENGINEERS
SUBJECT PROPERTY:
That part of the Southeast Quarter of the Southeast Quarter of Section 30, Township 33, Range 26, Sherburne
County, Minnesota described as foliar:: 900 EXISTNC CONTOURSow
Beginning at the Sherburne County Witness Corner Monument on the East line of said Southeast Quarter of r 7
the Southeast Quarter, a distance of 96.00 feet north of the Southeast corner of;said Section 30 (the North I I POSS8LE HOUSE PAD LOC
line of said Southeast Quarter of the Southeast Quarter is assumed to bear North 89 degrees 32 minutes 14 L_J
• seconds West); thence South 76 degrees 34 minutes 30 seconds West. a distance of 85.00 feet; thence South
88 degrees 29 minutes 29 seconds West,a distance of 687.41 feet to the east line of the duly recorded plat
of ELK RIVER TOWNSHIP ROAD RIGHT OF WAY PLAT NO. 1, thence North 5 degrees 32 minutes 13 seconds East. PIS POSS6LE PRaIART A SEP
along the east line of said ELK RIVER TOWNSHIP ROAD RICHT-OF-WAY PLAT NO. 1. a distance of 258.54 feet; SEPTIC LOCATION
thence North 23 degrees 02 minutes 24 seconds West, along said east right-of-way line, a distance of 157.40
feet; thence North 45 degrees 37 minutes 28 seconds West. along said east right-of-way line, a distance of
107.25 feet; thence along said east right-of-way line, along a tangential curve, concave to the southwest. —" — • APPROX. WETLAND EDGE
having a radius of 188.95 feet and a central angle of 18 degrees 50 minutes 18 seconds, a distance of 62.13
feet to the south line of the duly recorded plat of RIVER PINE ADDITION, thence South 89 degrees 32 minutes
4 seconds East, not tangent to said curve, along the south line of said RIVER PINE ADDITION and its easterly SB #2q, SOIL BORING
extension, a distance of 188.99 feet; thence South 79 degrees 54 minutes 40 seconds East, a distance of 898.3
320.00 feet; thence North 0 degrees 29 minutes 55 seconds East, a distance of 327.36 feet to the South line
of the North 511.14 feet of the said Southeast Quarter of the Southeast Quarter; thence South 89 degrees 32
minutes 14 seconds East, along said South line of the North 511.14 feet, a distance of 446.30 feet to the East
ine of the said Southeast Quarter of the Southeast Quarter, thence SoUth 0 degrees 12 minutes 27 seconds
East. a distance of 741.13 feet to the point of beginning.
Containing 11.58 acres. more or less. Subject to easements of record, if any.
0 50 100 150 f
SCALE IN FEET
-
For the purposes of this plat, the North Line i r
of the Southeast Quarter, Southeast Quarter, r, Ilii `-
Sec 30, Twp 33, Rng 26 is assumed to bear re, 99°�
North 89°32'14" West r , ,1 'I-. r
r i 1 I Kenneth Lockwood
O Denotes 1/2 inch x 14 inch iron pipe with " -�� ' 1\' ass-laaw Aaswl
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plastic plug stamped R.L.S. 13057 to be r`I ,`I I 1 / '
set within I year of recording this plat. l_ 1/ ,_/ 1 '
0 Denotes 1/2 inch x 14 inch iron pipe set BENCHMARK:
with a plastic cap morked R.L.S. 13057 SW Cor. Electric Box gas X
()Denotes County section monument found ELEV = 888.59
_ \ South Line Of RI4[W PIE ACRES
•Denotes iron monument found. i
— — _�_- 0 W89'32'14'w J86.99
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ZONING: Rib ' /
Mork Jorgenson T-a- ;\ \ ��.��
BUILDING SET-BACKS: <_ '<1 ''�/ 17d..-5251 Aft'�/ \, o 'er \ �yq" 'i,_ `��
Front: 35 Feet �� / ,i - \ \ 1‘. 4y� •'\
Side: 10 Feet / \ `"
Rear. 25 Feet �/ /
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Ai,OWNER/DEVELOPER: \A / t,' \ ': c \ /(.C\ \\
Dynamics Design k Land Co. 1 G• r/ \ �1 i
544 - 3rd Street \� wy, 20 I ./ ii
Elk River, MN 55330 `' \` ,-' ' 1 ( V /i /
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= I hereby certify that this plan was REV
\ 9ISLAND VIEW FIFTH ADDITION John Opver A Associates, kmp p y y DATE: 2/22/99 DATE DESCRIPTION
re ared me or under m b direct N0.
cum snginearing,Land Sur�aying, Land Planningsupervision and that I am a duly BK/PC: 1 3/8/99 Add 189th Ave
Z ELK RIVER, MN 560 Dodge Avenue Registered Land Surveyor under the —----
0 9 laws of the State of Minnesota. DRAWN BY: SLF ____.---
30
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I (612)44Elk 1-2072 (FAX)441 Minnesota -5665 CHECKED BY: JBK
DYNAMIC'S DESIGN DWG: POWELL.DWG
201 F. Travelers Trait, Suite 200 TEXT:
IV PRELIMINARY PLAT BurneviUe. Minnesota 56337 Signed:
(612)894-3045 (FAX)894-3049 Date! 2/22/99 Reg. No.21729 FILE NO.: 7715.10-03 -
e FINISHED a Gum ,oma .1.1 OL_
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For the purposes of this plat. the North Line / '}N•Sr. , vB� �'
of the Southeast Quarter, Southeast Quarter, David Woh/roos /' \ '�?�''> 1. 'iii� -%----------X--4-.--___,,/
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• Sec 30, Twp 33, Rng 26 is assumed to bear fL X - X /
LDa -nlDe1lroos �'O?� '9 moi \ 4 _ _ - ,
North 89°32'14" West / \ us ; %�
O Denotes 1/2 inch x 14 inch iron pipe with ' . /r•, �;; -�y�If1
plastic plug stamped R.L.S. 13057 to be /�. '.-- _ 1 CP \ �\ � � f /,g
set within 1 year of recording this plot. / ' /F.- - _ �
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0 Denotes 1/2 inch x 14 inch iron pipe set "`""'` / \ Ho \ .\ L --__.JI \
with a plastic cap marked R.L.S. 13057 / ../ -_ _\ //>\
()Denotes County section monument found 'T/, // A/os'* Jorgenson \ 3'Ve "t"\ \. .. �-�
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•Denotes iron monument found. / 'l,
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/ X, OF 2
• March 23, 1999
13489 Island View Drive
Elk River, MN 55330
Elk River Planning Commission
Regarding Island View Fifth Addition:
Case NO. P99-7
I can't come up with a serious objection to the sound of seven more houses on
Island View drive; however, there are a few things that I do not like.
My understanding is that the extension of two other cul-de-sacs has been over-
ruled in the recent past. Why should Island View Drive be an exception?
I really don't think that Island View Drive can safely stand any more traffic than
it now handles. As you know the road is narrow and hilly. You may not know
that many people with their dogs and children walk on the road. Some of them
walk after dark. Most of us know about this and drive accordingly. In the
wintertime the road is normally covered with compacted snow and/or ice. If the
• road is extended, the end will be very close to 189t Ave. There will also be an
out lot very close to another out lot providing a relatively easy means of
connecting to another street. While this would solve the cul-de-sac problem it
would probably increase Island View Drive traffic beyond a safe limit. This
would very likely result in injury or death to pedestrians or even drivers. Drivers
have often missed seemingly easy to maneuver curves near the West End of the
road in the past. With an increase in strangers, this would likely start occurring
again.
I am unable to attend the meeting because of a commitment made several months
ago.
Eugene S. Scribner
Island View Resident since 1972.